About Mary Hutchison

Every day I'm driving around my cherished neighborhood of Brookside (and Waldo)...observing what's going on, watching new businesses move in and out, and touring homes (I'm a Realtor with Weichert Realtors). Starting this blog about Brookside/Waldo is a way I thought I could promote the area and spark some discussion about what's happening here...and what's going to happen. Your comments are welcome.

Waldo Home Sales 2015 Recap

Posted on January 25, 2016 by Mary Hutchison

Wonderful Waldo!

Bright news during these drab winter days for Waldo homeowners: prices were up in 2015! Buyers are discovering what we already know about Waldo: the convenient location, friendly neighbors and many locally owned restaurants and services attract homeowners to the area! Let’s look at the specific home sales stats for 2015, using the street boundaries of State Line to Holmes; Gregory to 85th St: :

In 2015:

*351 single family homes sold

*The median list price was $160,000.

*The median sales price was $162,000.

*Average days on market was 34.

*The lowest sales price was $18,000; the highest was $495,000.

Why was the sales price higher than the list price? There are a couple of reasons: there could have been multiple offers on the property, pushing the price up or some of the closing costs were added to the sales price.

Higher prices benefit sellers as they have more equity in the home…higher prices benefit buyers as they are reassured the home is in a desirable location with values on the upswing.

For comparison, here are 2014 stats:

*340 single family homes sold.

*The median list price was $150,000.

*The median sales price was $148,725.

*Average days on market was 46.

The number of units sold increased 3.23% from 2014 to 2015; the median price jumped up by just over 9%! I expect this trend to continue in 2016, unless there is some sort of financial crisis.

If you are thinking of buying or selling a home in Waldo this year, you can reach me at

mary.hutchison@kansascityhomes.com for more details.

(All figures taken from Heartland MLS; deemed reliable but not guaranteed.)

Armour Hills 2015 Home Sales Report

Posted on January 21, 2016 by Mary Hutchison

As I was reporting monthly stats on Armour Hills homes throughout last year, I knew the trend was rising prices. We’ve had a big increase in our home values–that’s good news for both sellers and buyers! Let’s take a look at the specific numbers:

In 2015:

*79 homes sold

*Median list price: $269,500

*Median sales price: $265,000

*Average days on market: 34

The highest sales price in Armour Hills was $461,000; the lowest was $139,000.

In 2014:

*70 homes sold

*Median list price: $239,950

*Median sales price: $236,500

*Averages days on market: 32

The highest sales price in Armour Hills that year was $474,000; the lowest was $125,000.

A few more homes sold in 2015 than 2014, and the median sales price jumped 12%!

It’s good news for both buyers and sellers because…buyers want to purchase in an area where home values are going up (not down); and sellers want to continue to gain equity in their homes. I expect 2016 to be a strong year for Armour Hills homes sales as well. If you are thinking of buying or selling this year…contact me for an even more detailed analysis of our neighborhood home sales (mary.hutchison@kansascityhomes.com).

Brookside Home Prices Up Over 10% in 2015

Posted on January 18, 2016 by Mary Hutchison

Here we go, Brookside neighbors….a recap of 2015 home sales for our area. The good news? Prices are up. The bad news? Not much desireable inventory in the critical $225-325K price range. I am reporting closed single family home sales for the Brookside zip code of 64113:

In 2015:

* 342 homes sold.

* The median list price was $337,750; the median sales price was $309,475.

* Average days on market: 39.

*Seven homes sold for over $1 million. Highest sales price was a $1.8 million home on West Meyer Blvd.

*53 homes sold for over $500K.

In 2014:

*289 homes sold.

*The median list price was $307,000; median sales price was $295,000.

*Average days on market: 41

*Two homes sold over $1 million.

*42 homes sold for over $500K.

These number show us that prices are going up, and more homes are selling. The days on market are virtually the same (days on market is how long a home sits before going under contract). Upper bracket buyers (for homes $500K and up) were more active in 2015 than the previous year.

Now let’s look at a few more figures to show trending home prices. Below are the median sales prices for each year and how many units sold:

2013: $295,000 median sales price; 307 homes sold.

2012: $277,000 median sales price; 296 homes sold.

2011: $249,000 median sales price; 210 homes sold.

In 2015, prices increased in Brookside 11% over the previous year.

Since 2011, we’ve seen a 32% increase in prices in our neighborhood!!!

We continue to have a thriving, desirable location for buyers of all price ranges here in Brookside. For those sellers who maintain their properties, keep them updated and move in ready–expect to have a quick sale, especially in the $225-$300K price range. Lower priced homes that need a lot of updating and repair also go under contract quickly–they are ‘flipped’ by investors.

Need more detailed information about home sales in your area? Contact me at mary.hutchison@kansascityhomes.com.

(all stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Welcome Flatiron Blow Dry Bar to Waldo

Posted on January 12, 2016 by Mary Hutchison

Flatiron District Blow Dry Bar, 7108 Wornall in Waldo

Finally, Waldo and Brookside has its own blow dry bar! The Flatiron District Blow Dry Bar opened in a few months ago at 7108 Wornall. I recently stopped by to check out the shop and talk with the owner Jayme Brassell.

Blow dry bars are very popular on the east and west coasts. They are a throwback to the traditional ‘beauty shop’ in the 1950s and 60s. Women would come in once a week, get their hair ‘done’ for the week, chat with friends and neighbors and pamper themselves a bit! The Flatiron Blow Dry Bar has the same goal, but with an updated, more urban vibe. Here you can get a wash, blow dry and style that will last several days says Jayme. No more washing and styling every single day! The stylists use all organic shampoo and conditioner, and special styling techniques to keep your hair looking and feeling fresh for several days. The process takes about 45 minutes, and includes a glass of champagne or mimosa (this is a ‘bar’ after all!) and a mini massage. Waxing and make up services are also available. Prices vary depending on the hair style and special packages/memberships are available.

Stylist Karlye Buff, left and shop owner Jayme Brassell, right

Jayme moved to KC in an unusual way…she and her husband were living in New York City and she was pregnant with baby #3. They decided to get out of New York and googled ‘best places to raise a family’. Kansas City came out on top of that list–so they picked up and moved here, purchasing a home in old Leawood. That was five years ago. Jayme’s shop was initially in Overland Park, but the atmosphere wasn’t quite right. Waldo fits the neighborhood feel and urban vibe she wanted. The local neighbors are very supportive, business is good and she loves meeting all the eclectic people who wander in.

The decor in the shop reflects Jayme’s love of NYC–you’ll see a subway map, Playbill covers, and New York magazines among the shabby chic furnishings. She also offers a few items from Fishs Eddy (her favorite NYC shop) for purchase, and has handmade jewelry and some RenWalla accessories on consignment. . It’s a very comfortable and friendly atmosphere–you feel relaxed as soon as you walk in!

For an appointment at Flatiron District Blow Dry Bar, you can call or text 913 972 1400 or book directly at facebook.com/flatironinwaldo. Hours are Tuesday through Saturday from 10am-6pm, #flatironinwaldo on Instagram.

Thank you for supporting locally owned businesses in Waldo and Brookside!

Coming Up-KC Restaurant Week 2016

Posted on January 6, 2016 by Mary Hutchison

January…for me, the most boring month of the year! However I do look forward to KC Restaurant Week! Beginning January 15 through 24, 2016–restaurants all over the metro area are offering special menus for lunch ($15) and dinner ($33) with a portion of the proceeds going to various local charities and foundations. Reservations fill up fast!!! You can reserve a table directly from the website.

Note that most of the restaurants participating are locally owned and operated. This is the perfect time to try out that new place you’ve heard about..or check out eateries outside your dining radius. Below is a list of the Brookside/Waldo restaurants that are offering special menus:

75th St Brewery, 520 W 75th St

Aixois, 251 E 55th St

Avenues Bistro, 338 W 63rd St

Charlie Hooper’s, 12 W 63rd St

District Pour House & Kitchen, 7122 Wornall

Lew’s Grill & Bar, 7539 Wornall

Louie’s Wine Dive, 7100 Wornall

Michael Forbes Bar and Grill, 128 W 63rd St

Summit Bar and Grill, 500 W 75th St

Waldo Pizza, 7433 Broadway

The Well Bar and Rooftop, 7421 Broadway

A portion of the money raised during the ten day event will go to Boys Grow, Children’s Center for the Visually Impaired and Cultivate Kansas City. Many restaurants have already posted their special menus at www.kcrestaurantweek.com; there is also an app you can download.

Gather up some friends and try a new locally owned restaurant during KC Restaurant Week!

Waldo Home Sales Report-Nov 2015

Posted on December 29, 2015 by Mary Hutchison

It’s almost the end of 2015…time for one more blog reporting home sales for Waldo. Higher sales prices and more units sold…that’s what’s been happening all year in Wonderful Waldo. Let’s check the specific single family home sales in the area of State Line to Holmes, and Gregory to 85th St:

In November 2015, 14 homes sold. The median list price was $147,500 and the median sales price was $150,500 with 34 days on market. The lowest closed sales price was $68,000 and the highest was $285,000.

In November 2014, 25 homes sold. The median list price was $125,000 and the median sales price was $140,000 with 49 days on market.

Note the sold price was a little higher than list price. Sellers are getting very close to their asking price; and buyers could be adding closing costs to the price of the home.

Checking year to date figures:

From January through November 2015, 374 homes have sold with a median list price of $154,950 and a median sales price of $152,000 with 34 days on market.

From January through November 2014, 343 homes had sold with a median list price of $145,000 and a median sales price of $142,000 and 49 days on market.

We’ve already surpassed number of units sold over last year, and prices are trending higher.

Currently, there are 52 active listings in Waldo, with an average sales price of $123,450 and 71 days on market. Next month I will report total 2015 sales for Waldo…it has been a good year!

(All stats taken from Heartland MLS; deemed reliable but not guaranteed)

Brookside Home Sales Report Nov 2015

Posted on December 21, 2015 by Mary Hutchison

Armour Hills Landmark Home

Time to take a break from holiday preparations and post Brookside home sales stats for last month. Prices continue their upward trend! Next month I will publish 2015 stats with comparisons to the last few years post housing crash. For now, here are the the single family home sales for November 2015 in the Brookside zip code of 64113:

In November 2015, 13 homes sold. The median list price was $315,000 and the median sales price was $312,500. Average days on market: 39. The lowest sales price was $212,500 and the highest was $1.35 million at 59th St and Ward Parkway.

In November 2014, 23 homes sold. The median list price was $359,950 and the median sales price was $325,000. Average days on market: 48.

Fewer homes sold this November by about half, and the median price was down–however, due to the lower number of sales, the median price dropped.

Checking year to date figures:

From January through November 2015, 315 homes sold with a median list price of $330,000 and a median sales price of $325,000 with 39 days on market.

From January through November 2014, 267 homes sold. The median list price was $320,000 and median sales price was $311,000 and 39 days on market.

Currently there are 48 single family homes for sale in the Brookside zip code of 64113, with a median list price of $549,975 and 78 days on market. Over half–27–of those homes are priced at $500K and up, including 15 over $1,000,000. The lowest price home is $204,000 and the highest is $50 shy of $4 million.

(All stats taken from Heartland MLS and deemed reliable but not guaranteed).

Armour Hills Home Sales Stats – Nov 2015

Posted on December 16, 2015 by Mary Hutchison

Good morning neighbors! Are you in the thick of holiday hoopla? Just imagine moving during this hectic season! We had a few homes close last month in Armour Hills, and prices continue to rise. Here are the details for single family home sales In Armour Hills in November 2015:

In November 2015, four homes sold with a median list price of $274,950 and a sales price of $276,000 with 70 days on market. Interestingly, three of the four homes sold were on East Winthrope.

In November 2014, six homes sold with a median list price of $264,950 and a median sales price of $259,500 with 67 days on the market.

You will notice that the median sales price was higher than the list price–that is because one of the homes probably had closing costs added to the list price. The other homes sold very close to list price.

Checking year-to-date figures:

From January through November 2015, 73 homes have sold with a median list and sales price of $265,000 with 34 days on market.

From January through November 2014, 61 homes sold with a median list and sales price of $239,950 and sales price of $239,950 with 31 days on market.

It is unusual to have the list and sales price be the same figure. However, buyers are paying top dollar to move into Armour Hills..when the property is priced correctly.

So far this year median sales prices are up over 10% compared to 2014 for Armour Hills. Next month I will have the usual December figures as well as a year to date comparison for the past few years. Currently there are 5 homes for sale, with a median list price of $249,500 and 88 days on market.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed)

Kriskindl Markt in Brookside This Weekend

Posted on November 30, 2015 by Mary Hutchison

Have a beer. Shop for unique holiday gifts. Enjoy tasty German food. You call do all of those activities – -at the same time!! –this weekend (Dec 4 and 5, 2015) at the annual Kristkindl Markt at Brookside’s Country Club Congregational United Church of Christ, 205 W 65^th St.

This German food and beer festival is a tradition in Armour Hills, and all are welcome. Large tents are set up, filled with chairs and tables so you can dine on several kinds of German food and beer. And if you need to stretch your legs after filling your tummy…walk around the vendor booths, selling various homemade décor, crafts and gifts. Kids always love the gingerbread house making area—with donations going to Operation Breakthrough. Live music keeps the atmosphere festive!

If you plan to visit the Kristkindl Markt, remember the narrow residential streets around the church get very crowded with vehicles. Better to park a few blocks away and walk to the event. The festival is open Friday night from 5pm-9pm and Saturday from 10am-7pm.

New Pizza Joint Open in Waldo

Posted on November 23, 2015 by Mary Hutchison

Last week I stopped by the new Pizzeria Locale to check it out…then discovered this place has been open since late July! Have you tried it yet? Waldo’s newest pizza place is part of the Chipotle restaurant family and located right next door to the Waldo Chipotle location at 505 W 75th St.

Bridget Waliser (in red cap) and crew in front of the Pizzeria Locale oven and prosciutto slicer

Step inside and you will be greeted with a warm ‘hello and welcome!’ from a staff member. Everyone is friendly and patient as you figure out the menu. This eatery is another ‘fast casual’ restaurant, with an emphasis on very fresh ingredients and quick service. Each order is custom made and ready to serve in less than 5 minutes once ordered. The Neapolitan-style pizza has a very thin, blistered crust, with crumbled, fresh mozzarella and a large variety of topping options: capers, mushrooms, olives, peppers, pepperoni, sausage, basil, onions, etc. (Within a week, this location will begin serving four cheese and Hawaiian pizzas due to customer demand). You can order a ‘classic’ pizza with the toppings pre-determined ($5.75-$8.25) , or ‘build your own’ pie, starting with the crust (gluten-free available) and adding the sauce and toppings you prefer. The super-hot oven cooks each pie in just two minutes! So far, the Diavola and Supreme versions are the most popular with customers.

Four different types of salads are available, along with freshly sliced prosciutto and pork meatballs. Wine and local beers are served, along with bottled, cold Alchemy coffee from Lawrence KS. There is one specialty dessert available, a Budino, which is double shotglass sized portion of butterscotch pudding with a chocolate ganache and caramel topped with a layer of whipped cream. It’s the perfect sweet bite to end your meal — for just $1.50.

Manager Bridget Waliser says business has been brisk, with most diners stopping by in the evening. Seating is somewhat limited (although there are outdoor tables available during the warmer months), and it’s very easy to get all of their food ‘to go’. There is real value here too: a four slice 10″ pie with salad and drinks could feed two for lunch for under $18 including tax! Plus the food tastes good and fresh!

Pizzeria Locale is open every day from 11am-10pm in the heart of Waldo at 505 W. 75th St.

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)

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